RIVERBAY
UrbanLens Analysis
At $1,554 PSF, RIVERBAY prices 1% below the District 12 median. Compare that to THE ORIE at $2,723 PSF -- a 43% premium that buyers need to justify. The 11-minute walk to Potong Pasir MRT (854m) is workable, though not the kind of proximity that commands a premium on its own.
Prices have essentially flatlined over two years (+1.8%), suggesting a market in equilibrium. With 16 deals in two years, the pricing data has reasonable statistical weight. For context, TREVISTA has gained 16.8% over the same period.
The 999-year lease is freehold in all but name. Lease decay is irrelevant for any practical investment horizon, and financing terms mirror true freehold. At 4.8% gross yield versus the RCR average of 3.5%, rental returns are above-market. The $4,840/month median rent makes this genuinely compelling for income investors.
The 147-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| THE ORIE | $2,723 | — | 0.0% |
| EIGHT RIVERSUITES | $1,858 | 4.2% | +12.9% |
| GEM RESIDENCES | $1,945 | 3.6% | +8.4% |
| TREVISTA | $1,902 | 2.7% | +16.8% |
| THE ARCADY AT BOON KENG | $2,617 | — | +1.6% |
PSF Trend
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